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Find a Small Heath Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Small Heath? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Small Heath transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Small Heath

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Small Heath. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?

Given you intend to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.

Should our solicitor be raising enquiries regarding flooding during the conveyancing in Small Heath.

Flooding is a growing risk for conveyancers carrying out conveyancing in Small Heath. Plenty of people will acquire a property in Small Heath, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that may be undertaken by the buyer or by their conveyancers which should give them a better appreciation of the risks in Small Heath. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to find out whether the property has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a purchaser could commence a claim for damages stemming from an misleading reply. The buyer’s lawyers should also order an environmental report. This should reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.

I am looking for a conveyancing lawyer in Small Heath for my purchase. Is there any facility to see a firm’s complaints history with the legal regulator?

Members of the public may see presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.

I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Small Heath. Conveyancing advisers have not yet been instructed. Will they explain the issues?

The majority of houses in Small Heath are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Small Heath so you should seriously consider looking for a Small Heath conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should advise you fully on all the issues.

I bought a basement flat in Small Heath, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Small Heath with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2093

With just 71 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

I am purchasing a maisonette and cash is in place. My solicitor has been handed with two separate evidence of photographic ID, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are in order and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Small Heath conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering Regulations.

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